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HomeMy WebLinkAboutATRIUM SUITES - MOD - 7-04 - REPORTS - RECOMMENDATION/REPORT#7-04A Atrium Suites P D P 2/20/04 502 W. Laurel Street Type I 1 1 inch : 300 feet Atrium Suites, 502 West Laurel Street, Request for Modification of Standard, #7-04 April 15, 2004 P&Z Meeting Page 6 floor area is justified and that the granting of the Modification would not result in the detriment to the public good. 7. Neighborhood Meeting: A formal City -sponsored neighborhood meeting has not yet been conducted. Such a meeting will be held in conjunction with the P.D.P. Instead of a City -sponsored meeting, the applicant has canvassed the neighborhood and discussed the proposed development, including the Request for Modification, with surrounding residential and business property owners and tenants. The results of this canvassing effort will be made available to the Board. 8. Findings of Fact: In evaluating the request for Atrium Suites, 502 West Laurel Street, Modification of Section 4.8(D)(1), and in fulfillment of the requirements of Section 2.8.2(H)(4), Staff makes the following findings of fact: A. The stand-alone Modification is submitted in conjunction with a pending P.D.P. that is currently under review. B. The applicant's request provides a comparison analysis of floor plans and building envelopes between a compliant plan and the proposed plan that demonstrates how the proposed plan is equal to or better than a plan that would otherwise comply with the standard. C. The West Side Neighborhood Plan envisions multi -family housing adjacent to CSU but that such housing must meet the test of being sensitive to the existing residential character of the neighborhood. The comparative analysis provides evidence that demonstrates how the proposed building would preserve this character, in a manner that is equal to or better than a plan that would otherwise comply with the standard, by not appearing any larger in terms of mass and scale as perceived from the street or sidewalk. RECOMMENDATION: Staff recommends approval of Atrium Suites, 502 West Laurel Street, Request for Modification to Standard Section 4.8(D)(1), #7-04. Atrium Suites, 502 West Laurel Street, Request for Modification of Standard, #7-04 April 15, 2004 P&Z Meeting Page 5 West Side Neighborhood Plan was adopted in 1989. (For background, both the Neighborhood Plan and zone districts were adopted prior to adoption of City Plan. The zone districts were carried over into the Land Use Code without alteration.) The Plan and zone district standards clearly envisioned a transitional and buffering function for new development in the area between downtown and the residential areas. For example, the Westside Neighborhood Plan states: "The buffer and conservation areas pose a particularly sensitive opportunity and will be treated as such. The area adjacent to CSU is largely residential and should remain so. Therefore, every effort will be made to maintain the residential quality and character adjacent to the university." Staff finds that new multi -family development is precisely the exact land use envisioned for the buffer area. The central issue is whether or not new development implements this vision in a sensitive manner that maintains the residential quality and character adjacent to the university. Staff interprets this guidance from the WSNP as a strict test where the bar of quality has been set high. To do otherwise would fail to honor the spirit of the Plan. C. The comparison of the floor plans and building envelopes of a compliant plan and the proposed plan indicates that the Modification would result in a structure that, even with the additional 2,041 square feet, would be compatible with the surrounding neighborhood. The granting of the Modification would allow the P.D.P. to meet the objective of reconciling new development with the goal of preserving residential neighborhood character. D. The neighborhood contains a mix of uses and structures. There are commercial buildings in close proximity to residential buildings. There is also a mix of building mass and scale. There is no uniformity or consistent character that would be impaired by the size, mass and scale of the proposed building. E. The applicant has provided a comparative analysis that clearly shows how the proposed plan is equal to or better than a plan that would have met the standard. Based on the evidence submitted in conjunction with the Modification, Staff finds that the request to exceed the maximum allowable Atrium Suites, 502 West Laurel Street, Request for Modification of Standard, #7-04 April 15, 2004 P&Z Meeting Page 4 This is because there is an inverse relationship between the square footage of the building and the size of the courtyard. A building that would comply with the standard would simply have a larger courtyard and smaller building square footage. Conversely, as proposed, the building features a smaller courtyard and a larger building. The table below illustrates this relationship: Courtyard Units Standard Small Bigger Sq. Ft. Need Modification Large Smaller Sq. Ft. Complies The fundamental aspect of the Request for Modification is to distribute the additional 2,041 square feet among the dwelling units versus into the courtyard. As viewed from the street, under either scenario, the building would look the same in terms of mass and scale. 5. Review of the Modification Criteria — Section 2.8.2(H): The citation for the applicable review criteria for a Modification is as follows: (H) Step 8 (Standards): Applicable, and the Planning and Zoning Board may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good, and that: (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested. 6. Evaluation of the Applicant's Request: Staff has evaluated the applicant's request against the criteria provided in Section 2.8.2(H) of the Land Use Code. Specifically, Staff offers the following for the Board's consideration: A. While the proposed Modification and pending P.D.P. indeed comply with several important Westside Neighborhood Plan and City Plan policies, implementation must be sensitive and well -designed to meet other compatibility objectives. B. The N-C-B, N-C-M and N-C-L districts were created to implement the vision and policies of the East and West Side Neighborhood Plans. The Atrium Suites, 502 West Laurel Street, Request for Modification of Standard, #7-04 April 15, 2004 P&Z Meeting Page 3 this Division, "total floor area" shall mean the total gross floor area of all principal buildings as measured along the outside walls of such buildings, including each finished or unfinished floor level, plus the total gross floor area of the ground floor of any accessory building larger than one hundred twenty (120) square feet, plus that portion of the floor area of any second story having a ceiling height of at least seven and one-half (7'/z) feet located within any such accessory building located on the lot. (Open balconies and basements shall not be counted as floor area). 4. Summary of Applicant's Request: The applicant has provided a narrative describing the request (see attached). In summary, the applicant asks the Planning and Zoning Board to consider the following: A. Comparison of the Proposed P.D.P. with the Existing Use The applicant has provided credible data with regard to the intensity of the existing programs operated by Larimer County Community Corrections Department. A letter from the program Director is attached. The applicant contends that the level of activity associated with the present use is greater than the expected level of activity associated with 28 multi -family dwelling units. B. City Plan Policies The applicant has cited the Westside Neighborhood Plan, and its land use and housing policies for the south edge of the sub -area, as supporting documentation for the overall concept of the project. In addition, the applicant has cited several City Plan policies that are accomplished by the proposed P.D.P. These policies relate to land use, transportation and housing. It is the applicant's contention that these policies form a solid basis for the project as it relates to land use, housing type, location and density. C. Scale is Equal To Or Better Than a Plan That Would Comply The applicant has provided exhibits that demonstrate that the additional 2,041 square feet results in a structure that is equal to or better than a building that would comply with the standard. In other words, a building with 21,151 square feet will be experienced by the neighborhood in exactly the same manner as a building that would comply with the standard at 19,221 square feet in terms of height, mass and scale. Atrium Suites, 502 West Laurel Street, Request for Modification of Standard, #7-04 April 15, 2004 P&Z Meeting Page 2 The applicant seeks to increase the square footage of the proposed building by 2,041 square feet for a total of 21,151 square feet. COMMENTS: Background: The surrounding zoning and land uses are as follows: N: N-C-B; Existing single family detached dwelling unit S: Not Zoned; Colorado State University Main Campus E: N-C-B; Existing Multi -Family W: N-C-B; Existing Commercial (Woody's Standard Restaurant) The site contains a large group quarters residential structure that was originally used for a sorority. It is now used by Larimer County Community Corrections Department for the Adult Residential Services and Day Reporting Center programs. 2. Proposed P.D.P.: The applicant has also submitted a P.D.P. which is under review. As proposed, the P.D.P. consists of demolishing the existing structure owned and operated by Larimer County Community Corrections Department. After demolition, the applicant proposes to construct a three-story building that would contain 28 dwelling units. The units would be divided between 24 two -bedroom units and four one -bedroom units. Parking would be provided at -grade under the upper two stories. Ground floor units would face Laurel and Sherwood Streets effectively screening the under -structure parking. Additional parking would be provided off -site so that the minimum parking requirements are met. The P.D.P. is subject to review by the Planning and Zoning Board. 3. Review of the Standard — Section 4.8(D)(1): The citation is as follows: (D) Land Use Standards. (1) Density. Minimum lot area shall be equivalent to the total floor area of the building(s), but not less than five thousand (5,000) square feet. For the purposes of ITEM NO. 5 04 MEETING DATE 4/15/04 An STAFF Ted Shepard Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Atrium Suites, 502 West Laurel Street, Request for Modification of Standard, #7-04 APPLICANT: Eastpoint Studio C/o Mr. Don Brookshire 3207 Kittery Court Fort Collins CO 80526 OWNER: Atrium Suites, L.L.C. P.O. Box 1613 Fort Collins, CO 80522 PROJECT DESCRIPTION: This is a request for a Modification of Standard for a pending P.D.P. known as Atrium Suites at 502 West Laurel Street. (The P.D.P. is a multi -family project.) The standard at issue is Section 4.8(D)(1) which pertains to density and minimum lot area. The applicant is requesting that the proposed building square footage exceed the lot size by 2,041 square feet. The site is located at the northwest corner of West Laurel Street and Sherwood Street. The site presently contains a large residential structure that was formerly a sorority and now houses two programs of the Larimer County Corrections Department. The site is 19,221 square feet (.44 acres) in size and zoned N-C-B, Neighborhood Conservation Buffer. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This is a stand-alone Modification request. The standard requires that the minimum lot area shall be equivalent to the total floor area of the building. Since the lot area contains 19,221 square feet, the Land Use Code requires that the proposed multi -family building not exceed 19,221 square feet. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box580 Fort Collins, CO80522-0580 (970) 221-6750 PLANNING DEPARTMENT